Important Tips About Buying "Older Homes."

An older home in the Houston area is 20-30 years old. 30-40 and we're talking ancient. Many buyers who appreciate older homes do so because they like the maturity of the neighborhood, consistent resale trends, character of the community, the way the home was built and the lack of the cookie cutter appearance. Lot sizes tend to be larger, too.

Here's what you should consider before buying a 20+ year old home in the Houston and suburban area.

1. How old is the roof? A 30 year roof in this mkt tends to last (but not always) about 20 years. The intense heat and humidity equates to more moisture. And more moisture breeds wood rot and deteriorated roof shingles. Most roofs are composition made with a 30 year life-span. Many insurance companies will not insure a home with a roof that is 20+ years old, if they do, the rates can be significantly higher.

2. How old are the air conditions and who made them? York is probably the lowest quality air condition as I've ever seen. There are many popular brands like Trane, Carrier and even Ruud. Ruud seems to be the longest lasting system in my opinion. Old units that need replacing can cost 3-20k depending on what you install.

3. Does the home have single or double pane windows? It matters. Double pane windows offer more protection from the heat and they also mean a lower utility bills.

4. How old are the water heaters? You can easily spend a couple of thousand dollars removing and installing new water heaters. I've not seen any added benefit to installing the pricey "tankless" systems if you're only going to stay in the home for 7 years or less. The cost outweighs the benefits.

5. Does the home have galvanized pipes? It's highly unlikely you'll find knob and tube wiring and galvanized pipes in a home that's less than 30 years old. If it's 40-50 years old you better do your research, extensively. Galvanized pipes rust from the inside out. You can have them treated on the inside to {seal} them from further rusting, but it isn't cheap. The same for knob & tube wiring. The cost of insurance {if available} will sky rocket.

6. What kind of siding does the home have? Aluminum siding, foam board, MFC and other products used in years past have been proven to not last the test of time. Today, builders use a cement based product aka: hardiplank. It typically has a 50 year warranty. Plus, termites don't usually eat through cement based wood. You can drop 10-20k residing an entire home depending on the square footage.

Notice the list doesn't make any mention of enhancements or upgrades. In my opinion they are of least importance when buying an older home. A good floor-plan in a good area with an all new roof/ac/water heater and siding would be considered a helluva find if you were to ask me. You can always add the granite, pretty paint and new ceiling fans later. Shop smart!

Lastly,

In this market almost every lawn has termites. It's not "if" they get in your home, but "when." It's never a waste of money to start an yearly treatment plan in my opinion. Every homes foundation will ultimately twist, crack and fracture. Our clay soil and climate are ever changing. Expansive soils are guaranteed to happen. A home with all new piers (fixing of foundation) is a plus in my opinion. This typically means it's warrantied for life. A home that hasn't been worked on means at some point YOU get to foot the bill.

 

 

 

 

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The information contained in this blog is believed to be reliable and while every effort is made to assure that the information is as accurate as possible, the author of this blog, and its comments disclaim any implied warranty or representation about it's accuracy, completeness or appropriateness for any particular purpose. All information is copywritten and the property of Greg Nino.